Myths vs. Facts - Dispelling the Claims of the Misinformation Campaign
Recent ads in the Leelanau Enterprise continue to spread outlandish — and inaccurate — claims about the Timber Shores proposal. This misinformation is intended to mislead, confuse and confound.
That’s why we’ve taken many of these claims, one by one, as well as some others that keep circulating on the grapevine and compiled the facts in our response. Read on to learn more about the outrageous claims and the actual facts about Timber Shores.
The History of RV Campgrounds in Leelanau Township
Myth: RV campgrounds were not permitted in Leelanau Township before 2004 (or 2006 depending on the claimant.)
Fact: When A History of Leelanau Township was written, developer Ed Bowen authored a piece that talked about how his family began, in 1965, purchasing land to build what would become the nation’s first luxury camping resort – Timber Shores. Bowen stated that the resort opened in 1967 with 200 campsites and grew to 350 by 1970. Promotional materials from 1974 show that the resort had been expanded to over 700 campsites under new ownership.
Beyond baffling is that the opponents don’t agree on the same year that they claim an ordinance allowing RV campgrounds was passed – one group claiming 2004 and one opponent claiming 2006.
Environmental
Myth: The developer is filling an acre of wetland.
Fact: The project includes a wetland mitigation plan that improves the existing habitat. Our plan is to restore approximately 2.23 acres of previously filled wetlands, rather than creating new wetlands from upland as mitigation for the approximately one half (.53) acre of unavoidable impacts to wetlands that would occur from the RV park construction.
Myth: Timber shores will dump 7.9 million gallons of sewage into rapid infiltration basins and from there it can get into neighboring wells and the bay.
Fact: This myth is inaccurate and misleading on multiple counts:
1. Based upon Michigan Public Health Code specifications, and the current site plan, the required minimum design capacity at 100% occupancy is 31,000 gallons per day “GPD”. This GPD estimate will be used for the HGI, design and state permitting purposes. GPD flow data from comparable RV parks indicates that seasonal average GPD (including gray water) is significantly less than the minimum GPD design capacity required by EGLE.
2. The total seasonal WWTP flow will depend upon actual usage and seasonal occupancy. Based upon industry surveys and multiple reviews of comparable RV Parks, and using the state specified design GPD; total seasonal flow would be approximately 3.5 million gallons. The HGI testing and WWTP design will allow for future capacity expansion, subject to state permitting.
3. Wastewater goes through a multiple stage treatment process that results in a treated effluent (much cleaner than that of a septic tank drain field) discharged to one of the multiple infiltration basins for release into the soil and groundwater to a depth of approximately 6-9 feet below the infiltration basins. State regulations dictate the location and size of the RIBs.
4. The treated effluent discharged into the soil that reaches groundwater will eventually flow to Ennis Creek and the bay with no negative environmental impact. It will not reach or penetrate any aquifers used for state approved drinking wells. The RIBs have to be constructed in a location away from drinking water wells as required by the Part 22 discharge permit regulations.
5. The treatment plant is the same type of technology being used by the NLTUA. The plant will have a licensed operator and have both manual and electronic testing of the discharge flow with multiple back-up provisions to prevent any discharge exceeding required standards. Monthly reporting of the discharge data is required by the state for monitoring.
For a detailed explanation of the design, permitting, operation and safety protocols please visit: https://www.timbershoresrvpark.com/project-documents-environmental
Myth: Timber Shores will pollute the bay with the wastewater produced by campers.
Fact: This is a second iteration of the myth about dumping 7.9 million gallons of sewage. To expand on our answer to that claim, we talked with wastewater engineer Don Hearl of EnviroProcessLLC. Here’s what he said: “According to Metcalf and Eddy’s Wastewater Engineering, long recognized as the go to reference for wastewater treatment processes, residential septic tank effluent contains between 140 – 200 mg/l BOD and 25 – 60 mg/l of Total Nitrogen. A state-of-the-art MBBR system or membrane system typically discharges a BOD concentration of <2 mg/l and < 3mg/l Total Nitrogen.”
We think these facts speak for themselves but the question remains, which would you rather have near your home? An efficient wastewater treatment system that’s consistently monitored or a septic system that’s reviewed only once, when installed, with no further monitoring unless the system fails.
Myth: The developers will “pave paradise and put up a parking lot” by building 319 concrete RV parking pads.
Fact: RV parking pads and interior roads will be compacted gravel. Less than 20% of the park has impermeable or semi-impermeable surfaces. We will control stormwater runoff on site. Our plans include swales, ditches, rain gardens and retention or detention basins. Direct runoff onto neighboring parcels, wetlands or waterways is not allowed.
Myth: Timber Shores will remove vegetation and artificially sand the beach front creating 526’ of beach and using hundreds of trucks to haul the sand in.
Fact: Timber Shores has 1,723 feet of shoreline on Grand Traverse Bay. Approximately 526 feet of clean sandy beach will be restored for guests to enjoy with the remaining shoreline largely left in a natural state for guests to explore. This cleanup is allowed by EGLE as it is above the OHWM and not in any wetlands.
Myth: Smoke will billow nightly from wood burning fire pits.
Fact: Campfires can be built only in designated areas and must be extinguished before 11:00 pm. Only dried hardwood provided by Timber Shores may be used to reduce smoke. Camp staff will monitor and restrict campfires during windy conditions or fire danger alerts.
Park Size and Park Experience
Myth: This will be the largest RV park in the Midwest.
Fact: We really don’t know where this rumor came from, especially given that the Mackinaw Mill Creek Camping resort, which is just 144 miles away, has 723 sites, Interlochen State Park has 510 sites, and Traverse City State Park 349 sites. The 2019 Michigan DEQ Licensed Campground listing reports:
25 private RV Parks with 350 or more campsites (averaging 484 sites)
40 private RV Parks with in excess of 300 campsites,
10 DNR RV Campgrounds with 300 or more campsites
Top 20 DNR RV Campgrounds with average of 307 sites
Top 10 Government (mostly county) RV parks with average of 446 sites
Myth: The developer will be putting in an amusement park much like Cedar Point.
Fact: Amusement is what we experienced when we first read this but what’s not amusing is that this inaccuracy keeps getting repeated. The recreational and skills building activities are all muscle & brain powered. There are no motorized activities. Pedal Karts ARE NOT go-carts. The game plaza will offer traditional and challenging playground activities suited to young children and teens. The pond will offer a floating raft system of varying climbing and obstacle challenges. A mini golf course is planned. Anyone expecting a Cedar Point amusement park experience will be greatly disappointed. Senior fitness activities such as Pickle Ball, yoga and other physical conditioning activities will be offered to campers and local residents. All activities are completely out of sight of M-22 and sufficiently distanced and buffered from any residential neighbors to avoid any disruptive noise of children playing and having fun. A complete listing of proposed recreational amenities is posted on the Timber Shores Website with informational links to many of the activities.
The Township Survey’s Statistical Validity
Myth: The survey conducted for the township (by Williams and Works) definitively showed that a majority of residents opposed a new RV campground.
Fact: At the time it was first released, we expressed concern that the survey was designed to bias responses, plain and simple. Unfortunately that's proven true. The Williams and Works compiler explains in the cover memo that the survey is not statistically valid, meaning that no inference can be made regarding the accurate representation of sentiments in the township. That hasn't stopped some of the Timber Shores opponents from treating it as gospel, not as an extension of public comment (which the Williams and Works compiler said it should be considered to be.)
The Neighborhood
Myth: 84% of the surrounding properties were acquired before 2004.
Fact: According to the information on leelanau.gov/property search there are 53 properties on Camp Haven, Indian Camp and North Cove Trail. While it’s not always easy to determine when properties transferred according to the information on this site, it appears that only 23 of the 53 properties were purchased before 2004.
Myth: Timber Shores will increase the township’s population by 90% overnight.
Fact: When we read this one our first response is “I was born at night, but it wasn’t last night”. RVers will arrive at various days and times, stay for different lengths of time and be located on a large parcel with lots of activities for all ages. Experienced RV park operators know that campers come to relax and recreate primarily at the resort with limited offsite excursions. Not much different than folks that come to their cabin for the weekend. Shuttle & bus service will be provided for shopping and sightseeing trips.
Myth: By allowing pets to accompany their families that will put 710 cats and dogs on 80 acres at any one time.
Fact: Many RVers do like to travel with pets which is why Timber Shores has specific rules for pets that accompany their families. Pets must be leashed and quiet and owners must pick up after their pets. Pets are not allowed on the beach, in rental units or common areas. Domestic animals are limited to two of any kind (dog, cat or bird). Pets must have up to date veterinarian and county tags and be spayed or neutered. For more information visit our campground rules.
Myth: The developer plans to sell 550 day passes each day for the mini golf, swimming pool, boat rentals, game plaza, pedal cart path, playgrounds, basketball and pickle ball.
Fact: The number of day passes is limited by the number of people we can accommodate. That number will vary depending on how many campers are registered at Timber Shores but at no time will the number of day passes issued surpass what can be accommodated by the 110 spaces in the day-use parking lot and the available time slots for the pond activities. All day passes are on a pre-reservation basis.
Myth: Visitors may rent 48 golf carts, ride the camp trolley and take the shuttle bus to town from 9:30 a.m. to 6 p.m.
Fact: We will have 48 golf carts that can be rented by registered campers, not day visitors and used on-site. There will be a shuttle bus to Northport, Omena and other local attractions. Shuttle service to Northport will be available during downtown business hours for shoppers and diners. On demand (Uber style) service will also be available, including sightseeing trips to the lighthouse, Sleeping Bear Dunes and other area attractions.
Economic Impact
Myth: Jobs are not just for locals but will be parceled out to RVers who come to stay for the season. These people will be paid minimum wage but get other benefits.
Fact: There is a labor shortage in Northern Michigan as there is elsewhere. We have had locals approach us about jobs and we are very interested in hiring them at competitive wages.